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Zoning File #1042 July 16, 1986 Page 2 of 3 Section 10.20 Subd. 3(G) regarding guest houses: Subd. 3. Conditional Uses. within any "R-IA" One Family Residential District, no structure or land shall be used for the following uses except by conditional use permit: G. Guest Houses. A separate dwelling constructed on an existing undivided lot for the sole use of the occupants of the principal buildings, including their domestic employees or their non- paying guests. All regular lot requirements shall be met by the guest house. Discussion - Maxwell notes that Mrs. Thorpe will deed property B to Maxwell in exchange for a life estate. Maxwell will then combine A and B into one lot containing 9.82 acres not including road right-of- way. This will allow construction of a barn meeting the 150' setback from all property lines, and allow 7 horses maximum. The conditional use permit is for quest house use of the Thorpe residence which becomes the second dwelling unit on a single property. Note that per Section 10.20 Subd. 3(G), a guest house must meet the lot area requirements, in this case 5 acres area, 300' width, 100' front yard, 50' side yard, 100' rear yard. The intent of this section is that new guest houses cannot be created where, if they were subdivided off from the principal residence, it would require one or both lots to be substandard. In this case, the second house exis�s on a separate lot now, but is currently substandard ' nm.: respects. If the new barn is constructed, a future s, .sion to again separate the two houses could not likely .,....one without variances to lot area, width, and setbacks. Also note that a guest house use does not allow rental of the guest house. In effect, if you allow the combination - barn construction - guest house scenario, which seems to be a logical route, the applicant must realize that the Thorpe residence may never be rented out (unless the City would grant a future variance - "hat would be setting a precedent). This would be spelled out n the conditional use permit resolution. Staff Recoaeendation - .iven the facts as described a'ove, staff would recommend approval of the guest house conditional use permit with the following conditions: 1. Parcels A and B shall be combined into one single tax parcel.